3907 Longbranch Dr · Crandall, TX 75114

$262,499

4 bd · 2.0 ba · 1,760 sqft · SingleFamily · 13 Days on market

Built 2025 Good condition 5,663 sqft lot Est $260k · at est. $63/mo HOA · 3% of rent

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• ARV discount +7.2/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Cartwright Ranch -Oxford Floorplan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-story design
• Owner's suite

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $274,499

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (new construction, Spec); Oxford floor plan
• Exterior features: Address: 3907 Longbranch Dr, Crandall, TX 75114

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home — Oxford plan; Living area approximately 1,760

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (8.2% below list).
• Recommended offer: $241k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Crandall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#507 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Crandall ISD (rural): math 36% / reading 42% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nola Kathryn Wilson El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 596 students, 59% FRL); Crandall Middle (math 38% / reading 42%, grade F, #646 of 1,662 statewide, top 40%, 983 students, 60% FRL); Crandall H S (math 33% / reading 53%, grade F, #713 of 1,632 statewide, top 44%, 1,707 students, 56% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 33% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $240,979 (8.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $260,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3175 Maplehurst Ave	0.04mi	4/2.0	1,760 (0%)	0mo	$251,499	$143	98
3165 Maplehurst Ave	0.06mi	4/2.0	1,760 (0%)	1mo	$260,999	$148	97
3145 Maplehurst Ave	0.11mi	4/2.0	1,760 (0%)	2mo	$237,599	$135	94
3141 Maplehurst Ave	0.11mi	4/2.0	1,720 (-2%)	2mo	$243,499	$142	89
3134 Maplehurst Ave	0.14mi	4/2.0	1,720 (-2%)	2mo	$234,499	$136	88
3169 Maplehurst Ave	0.05mi	3/2.0 (-1)	1,522 (-14%)	1mo	$223,000	$147	69
3138 Maplehurst Ave	0.12mi	3/2.0 (-1)	1,522 (-14%)	2mo	$225,499	$148	65
1318 Olivewood Pl	0.27mi	3/2.5 (-1)	1,931 (+10%)	1mo	$279,990	$145	63
3122 Maplehurst Ave	0.16mi	3/2.0 (-1)	1,522 (-14%)	2mo	$225,649	$148	63
1314 Olivewood Pl	0.28mi	3/2.0 (-1)	1,558 (-12%)	1mo	$273,990	$176	62
1427 Canongate Dr	0.43mi	3/2.0 (-1)	1,604 (-9%)	3mo	$256,490	$160	58
1256 Barkridge St	0.46mi	3/2.0 (-1)	1,604 (-9%)	3mo	$256,490	$160	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-40,763
• Equity at exit: $39,139

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-33,004
• Equity at exit: $22,696

Cash invested: $73,500 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 802
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,377
• Tax est. 1.5%: −$328 /mo · $3,937/yr
• Insurance: −$109
• HOA: −$63
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $27

Break-even live

Break-even rent $2,376

Max offer price $262,499

Occupancy floor 94%

Sensitivity live

Price	-10% $208	-5% $117	+0% $27	+5% $-64	+10% $-155
Rent	-10% $-164	-5% $-69	+0% $27	+5% $122	+10% $217
Rate	-1.0pp $159	-0.5pp $93	base $27	+0.5pp $-41	+1.0pp $-111

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	9d	1	0.24mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	1d	1	0.24mi
2307 Albert Ln Crandall, TX	4.0	3.0	2088	$2,500	$1.20	26d	1	0.46mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	1.20mi
2109 Muscovy St Crandall, TX	4.0	3.0	2300	$2,200	$0.96	26d	1	1.29mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	45d	1	1.49mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 14 events

1. 2026-06-21
   days on market $262,499 Active 13 DOM
2. 2026-06-18
   days on market $262,499 Active 10 DOM
3. 2026-06-17
   days on market $262,499 Active 9 DOM
4. 2026-06-16
   days on market $262,499 Active 8 DOM
5. 2026-06-15
   days on market $262,499 Active 7 DOM
6. 2026-06-13
   days on market $262,499 Active 5 DOM
7. 2026-06-08
   remarks 559-char remark
8. 2026-06-08
   days on marketlisting id $262,499 Active 1 DOM
9. 2026-06-07
   days on market $262,499 Active 10 DOM
10. 2026-06-04
    days on market $262,499 Active 7 DOM
11. 2026-06-03
    days on market $262,499 Active 6 DOM
12. 2026-06-02
    days on market $262,499 Active 5 DOM
13. 2026-06-01
    days on market $262,499 Active 4 DOM
14. 2026-05-31
    days on market $262,499 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,917
• − Mortgage interest: −$14,704
• − Property taxes: −$3,937
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$756
• − Depreciation: −$7,636
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $1,293/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crandall ISD
• NCES district ID: 4815510
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $70,076
• Composite: 35.57/100
• National rank: #4901
• State rank: #351 of 826 in TX

Livability — Crandall

• Score: 68/100
• State rank: #507
• US rank: #10022

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment A+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crandall, TX
• County: Kaufman County · 122,338 people
• City population: 9,333
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,333
• Household income: $88,013
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 33.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 14%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 71% English-only · Spanish 27% Other Indo-European 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.61%
• Current HPI: 196.4773
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B